Riverfront
Direct water access commands premium nightly rates. Guests pay for the sound of the river.
Highest demand
Investor brief·Three Rivers, California
The facts on short-term rental investing in Three Rivers.
Short-term rental investing at the gateway to Sequoia National Park, for investors in Los Angeles, the Bay Area, and right here in the Valley.
Free consultation
Talk through a Three Rivers STR.
Tell me about your plans. I'll reach out personally to set up a call.
A fact to start
Three Rivers short-term rental market facts
290
Short-term rentals in Three Rivers
Lodging tax collected, 2023
$1.3M
From short-term rentals
$933K
From the town's hotels
So why do some owners here still lose money?
Source: Tulare County staff report to the Board of Supervisors, July 2024, as reported by the Sun-Gazette.
The promise
Most webinars tell you how to succeed. I will show you how not to fail.
No guaranteed income. Just facts.
01
The demand facts
02
Real numbers from real properties
03
Costs, rules, financing, taxes
04
How not to fail
Fact 01·Demand
The park brings the people.
2.16M
Recreation visits, 2025
Sequoia + Kings Canyon National Parks
Three Rivers sits at the Highway 198 entrance to Sequoia. Visits fell hard in 2020 and came back. Demand follows the park.
Source: National Park Service visitor use statistics, Sequoia NP + Kings Canyon NP combined. Actual visits only, no projections.
Fact 02·The rules
What the county actually requires.
One rule: the 10% occupancy tax. Three Rivers is unincorporated Tulare County.
10%
Transient occupancy tax
The only county requirement for a short-term rental: a 10% transient occupancy tax on guest stays. That's it.
Private items to check:·HOA and CC&Rs·Deed restrictions·Insurance·Well and septic capacity
Rules can change. Confirm current requirements with the county before you buy. Not legal advice.
Fact 03·Demand vs. supply
Demand is strong. So is competition.
~5,000
Nights booked, July 2025
~235
Booked listings, summer 2025
+0.7%
Demand, past year
In this data set
Source: Three Rivers STR market data, Apr 2023 to Mar 2026. Monthly values read from the chart, approximate.
Fact 04·Seasonality
Busy season, and a strong off-season too.
Summer is the peak. Three Rivers keeps booking all year.
78%
June occupancy
Summer is the busy season. And when it cools down, Sequoia and Kings Canyon keep drawing visitors through fall, winter, and spring. In my experience, Three Rivers rentals keep more bookings through the year than most short-term rental markets.
Guests book here in every season.
Source: Three Rivers STR market data, Apr 2023 to Mar 2026, occupancy and nights booked by month. Monthly values read from the chart, approximate.
Fact 05·The guest
Who's searching for Three Rivers.
Searches by trip type
Couples
~63%
Families
~17%
Groups
~11%
Solo travelers
~7%
Where searches come from
61%
Domestic
39%
International
Design for the trip: the river, the stars, the fire pit after a day in the park.
Source: search data for Three Rivers (traveler type, domestic vs. international). Values approximate.
Myth
“Any house near the park makes money.”
In my experience, the properties that perform here fall into three types.
The View
Sunset decks and mountain views create memorable stays that drive 5-star reviews and repeat bookings.
Strong performer
Nothing Special
A clean, well-designed home can still produce solid returns, with smart pricing, great photos and a standout guest experience.
Value play
The opportunity
Why a Three Rivers short-term rental.
Why a short-term rental
- Flexibility: choose your dates and block off personal time
- Creative control: design and improve the space
- The option to later sell a proven business
Why Three Rivers
- At the Highway 198 entrance to Sequoia, near Kings Canyon
- The river, the quiet, the scenic getaway
- Hiking, rafting and the outdoors
- Small-town charm, at prices often below coastal California
How a Three Rivers rental really pays you
Cash in the bank loses value every day. Real estate doesn't.
Paper money buys a little less every year. A real asset like a home tends to hold its value and grow, so it works as a hedge against inflation.
01
Inflation hedge
Money sitting in the bank keeps losing buying power. Property is a real, physical asset that tends to keep pace with rising prices, helping protect the value of your dollar and grow it over time.
02
Equity
Every mortgage payment pays down your loan, and over time the property can appreciate. Loan paydown plus appreciation is how your equity grows.
03
Tax savings
STR tax benefits can be significant. A cost segregation study can accelerate depreciation and lower your tax bill. I work with a trusted team of cost segregation engineers who can estimate how much a study could save you on each property you're considering.
04
Cash flow
Guest income that covers your costs and leaves something extra is a nice bonus. It just shouldn't be the only reason you buy.
“Don't buy just for the cash flow. Your biggest gains come from equity, taxes, and protecting your money against inflation.”
An idea worth borrowing
Make your money work for you.
Robert Kiyosaki's book Rich Dad Poor Dad popularized a simple idea: buy assets that put money in your pocket, and let your money work for you instead of only working for money. Many long-term investors use real estate, and the tax rules that come with owning it, to build and protect wealth. A well-chosen Three Rivers rental can be that kind of asset.
Cost segregation
See what a study could save you.
I work with a trusted team of cost segregation engineers who can estimate how much a study could save you in taxes on each property you're considering, before you buy.
Ask me for a cost segregation introTalk with your CPA or tax advisor about your situation. General information only, not tax, legal, or financial advice. Property values can go down as well as up.
Your host
Lis Mazza
Broker Associate · DRE #02099070 · Sierra Real Estate · Three Rivers, California
I help investors buy short-term rentals in Three Rivers, and I manage short-term rentals too. So I see both sides: the purchase price and the payout report.
From Mendoza, Argentina, to the foot of Sequoia.
Direct(559) 748-6709
Email[email protected]
Office40846 Sierra Dr, Three Rivers, CA 93271
LanguagesEnglish · Español
Before you buy
What I check on every Three Rivers STR.
01
Septic & well
Many properties aren't on city sewer or water. Septic capacity, well production, and water quality matter even more when you host guests.
02
Access roads
Steep drives, shared or private roads, and winter conditions affect reviews, cleaner access, and maintenance. Find out who maintains the road.
03
HOA, CC&Rs & deed restrictions
The county's only STR rule is the occupancy tax, but private rules can still limit rentals. Read the HOA rules, CC&Rs, and any deed restrictions first.
04
The 10% occupancy tax
Tulare County's 10% transient occupancy tax is the one county requirement. Build it into your pricing and your numbers from day one.
05
Insurance & fire safety
Foothill homes can face wildfire-related insurance questions. Get quotes early, and plan for defensible space and safety equipment.
06
Internet & cell service
Coverage varies street by street in the canyon, and guests expect reliable Wi-Fi. Check what's available at the address.
General information only, not legal, tax, or financial advice. County rules change, so always verify with Tulare County and qualified professionals for the specific property.
Client reviews
What buyers and investors say.
★★★★★
“Lis was an incredible realtor to work with for our home purchase in Three Rivers. From day one, she was extremely knowledgeable about the area, the market, and the buying process, and she took time to explain every step in a way that made us feel confident and informed. … What really stood out was that her support didn’t stop at closing.”
★★★★★
“Lis is an amazing partner if you are trying to buy, sell or invest in real estate. Her expertise is short term rentals, and she blows everyone out of the park in that arena. She helped me select the right property … and prepare for the short term rental market.”
★★★★★
“She was able to guide me through looking for properties that fit my wishlist-which had a few uncommon requests. Then when we came upon the perfect property, she helped me to do my due diligence. She answered my questions in depth and "translated" realty speak for and with me (discussing pros and cons).”
★★★★★
“Lis is truly amazing! She helped my family aquire the home of our dreams. She's professional, friendly & very knowledgeable. She also has great contacts & resources for helping to buy & renovate a home.”
★★★★★
“She was an excellent communicator from start to finish, always responsive, clear, and proactive. She’s also a strong negotiator and handled some very tough sellers with professionalism and confidence … Having someone so trustworthy, dedicated, and kind by our side made all the difference.”
★★★★★
“Lis is incredibly helpful and very kind.”
Real reviews from Redfin and Google, quoted verbatim (some trimmed with “…”). Read all reviews.
FAQ
Questions investors ask.
Straight answers. No guaranteed income.
Are short-term rentals allowed in Three Rivers?
Yes. Three Rivers is in unincorporated Tulare County, and the only county short-term rental requirement is the 10% transient occupancy tax. Private rules can still apply to a specific property, like HOA rules, CC&Rs, or deed restrictions, so we check those before you buy. Rules can change; this is not legal advice.
What taxes apply to a Three Rivers short-term rental?
Tulare County's 10% transient occupancy tax on guest stays. Talk with a CPA about income taxes.
How much will a Three Rivers Airbnb earn?
No one can promise income, and I won't. Results depend on the property, the season, pricing, reviews, and management. We plan around the whole year, not just the summer peak. When we review a property, we look at real numbers together so you can decide with real information.
What is a cost segregation study, and how can it lower my taxes?
A cost segregation study is an engineering-based analysis that identifies parts of a property, like fixtures, appliances, and outdoor improvements, that may be depreciated faster than the building itself. For many short-term rental owners, that can mean larger deductions in the early years and a lower tax bill. I work with a trusted team of cost segregation engineers who can estimate how much a study could save you in taxes on each property you're considering. Talk with your CPA or tax advisor about your situation.
Is a short-term rental a hedge against inflation?
Paper money buys a little less every year, so cash sitting in the bank keeps losing value. A real asset like a home tends to hold its value and grow over time, which is why many investors use real estate to protect their money against inflation. Values can go down as well as up, and nothing is guaranteed, so we look at each property carefully.
How do people usually finance a short-term rental?
Common options include second-home loans, conventional investment-property loans, and DSCR loans, which look at a property's rental income, along with cash. Each has its own requirements and occupancy rules. I'm a Realtor, not a lender, so I'll connect you with lenders who work with STR buyers and you can compare options directly.
Can you help manage the property after I buy?
Yes. I manage short-term rentals in Three Rivers myself, and I help clients launch: furnishing, supplies, listing setup, and local vendors. We'll talk through management options that fit how hands-on you want to be.
I don't live nearby. Can I still buy here?
Absolutely. I can tour properties for you by live video, coordinate inspections, and handle the local details while you're out of town.
¿Me puede ayudar en español?
¡Claro que sí! Hablo español y con gusto le ayudo durante todo el proceso.
Free consultation
Buy with the facts, not the hype.
We'll talk about your goals, look at real numbers, and decide together whether a Three Rivers short-term rental is the right fit. No pressure, no obligation.
Hablo español. Consultas en inglés o español.